north norfolk availability assessment (helaa) part 2 ... · 2.1.1 there is currently no single...

April 2018

Final Report

NORTH NORFOLKHousing and Economic Land Availability Assessment (HELAA)

Part 2 - Assessment of Employment Land

Contents 1. Introduction ................................................................................................................................. 1

1.1 Purpose of the Housing and Economic Land Availability Assessment ............................ 1

1.2 Planning Policy Context ................................................................................................... 1

2. Employment Land Baseline ........................................................................................................ 2

2.2 East of England Forecasting Model 2016 ........................................................................ 2

2.3 Economic Growth Strategy and Action Plan .................................................................... 2

2.4 Business Growth and Investment Opportunities Study. ................................................... 3

3. Methodology ............................................................................................................................... 4

3.2 Employment Land definition ............................................................................................. 4

3.3 Identification of sites and broad locations ........................................................................ 4

3.4 Desktop review and Absolute Constraints ....................................................................... 5

3.5 Site size thresholds .......................................................................................................... 5

3.6 Publicly Owned land ........................................................................................................ 6

3.7 Employment land capacity ............................................................................................... 6

3.8 Site Assessment .............................................................................................................. 6

3.9 Former RAF sites ............................................................................................................. 6

3.10 Windfall ............................................................................................................................ 7

4. Limitations ................................................................................................................................... 7

5. Results of the Assessment ......................................................................................................... 8

5.2 Designated Employment Sites ......................................................................................... 8

5.3 Site Distribution .............................................................................................................. 10

6. Conclusion ................................................................................................................................ 11

6.1 Employment Land Total availability ............................................................................... 11

6.2 Next stages .................................................................................................................... 12

Appendix 1: Full HELAA Site Assessment Tables ........................................................................... 13

Appendix 2: Excluded Sites (minimum available size not met) ........................................................ 31

Appendix 3: Sites with available Capacity ....................................................................................... 33

Appendix 4: Full HELAA Site Assessment Mapping ........................................................................ 37

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1. Introduction1.1 Purpose of the Housing and Economic Land Availability

Assessment 1.1.1 The Housing and Economic Land Availability Assessment (HELAA) has been

prepared to determine the range and extent of land which could be considered for development to meet the need for housing and economic development in North Norfolk across the period 2016-2036.

1.1.2 This economic land availability assessment will provide an updated baseline figure for the amount of employment land in use across the District

1.1.3 The HELAA is presented in two parts, part one covers potential land for residential use while part two (this document) focuses on potential economic land. The HELAA represents just one element of wider evidence and should not be considered in isolation of other evidence.

1.1.4 It is important to note that the HELAA does not represent policy and will not determine whether a site should be allocated in the Local Plan or granted planning permission. Nor is it the purpose of the HELAA to identify what locations are “sustainable”. It is in effect a ‘pool’ from which Local Plan proposal sites can be tested and bought forward. It also represents a ‘snapshot’ of capacity based upon the data and information available (e.g. site constraints, landowner intentions, and site availability) as at 1st August 2016. It is based around an assessment of individual sites rather than any consideration of cumulative constraints.

1.2 Planning Policy Context 1.2.1 The National Planning Policy Framework (NPPF) requires that Local planning

authorities have a clear understanding of business needs within the economic markets operating in and across their area. As part of this, they must establish realistic assumptions about the supply of suitable and available deliverable economic land.

1.2.2 The most up to date guidance for the preparation of HELAA is provided in the national Planning Practice Guidance (PPG)1. The guidance provides clarity on the methodology that should be followed and what factors should be considered including what assumptions and where windfall sites can be included in the supply. Windfall sites are sites which have not been specifically identified as available in the Local Plan process. They normally comprise previously-developed land that has unexpectedly become available2. Should it be concluded that insufficient sites have been identified against objectively assessed needs the PPG advises plan makers to revisit the assessment on revised assumptions such as reduced size threshold. If, following this there is still insufficient sites then it will be necessary to investigate how this shortfall can be planned for and undertake discussions under the Duty to Cooperate to assess if there is sufficient capacity in neighbouring areas to accommodate additional growth.

1.2.3 To ensure a consistent methodology across the Housing Market Area3 of Central Norfolk a joint methodology was prepared by the Norfolk Authorities and informed by key stakeholders views following a consultation held between 21st March 2016 and 3rd May 2016. The methodology and assumptions used are summarised in Section 2 and can be found in full at www.north-norfolk.gov.uk/helaa

1 https://www.gov.uk/guidance/housing-and-economic-land-availability-assessment 2 DCLG (2012) National Planning Policy Framework Annex 2 ‘Windfall’ definition 3 Geographic area defined by household demand and preferences for all types of housing, reflecting the key functional linkages between places where people live and work as defined by joint Central Norfolk Strategic Housing Market Assessment, 2016

https://www.north-norfolk.gov.uk/helaa

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2. Employment Land Baseline2.1.1 There is currently no single employment land needs assessment which covers North

Norfolk. This HELAA Part 2 Report is not intended to be an employment land needs assessment. An employment land needs assessment should use the most up to date evidence of economic and demographic trends (including the East of England Forecasting Model – see below) together with relevant existing and emerging studies such as HELAA.

2.1.2 This study will provide a new baseline figure and comprises a comprehensive desktop audit of all land in employment use across the District including Designated and Allocated employment sites (including ‘mixed use’ allocations), sites with a known employment use and sites with planning permission for employment uses. This audit methodology is outlined in detail at Section 3.

2.2 East of England Forecasting Model 2016 2.2.1 The East of England Forecasting Model (EEFM)4 is designed to facilitate the setting of

consistent housing and jobs targets, the EEFM provides a set of baseline forecasts prepared by a leading independent forecasting house (Cambridge Econometrics) for the East of England region.

2.2.2 The model includes projections on the expected employment land use up to 2045 and therefore covers the plan period 2016 to 2036.

2.2.3 For North Norfolk the model projection estimates a decrease of B1c & B2 employment land of around 1.92% per year over the plan period, a 0.21% decrease in B8 land, however, the model suggests an average increase in office space of 0.3% per year. These trends appear to be broadly similar to the rest of Norfolk, regional and national trends.

Table 1: East of England Forecast Model Employment Land projections 2016 to 2036

Land use 2016 2036 Increase/decrease

Industrial floorspace (B1c/B2) estimates (000 sqm) 162.9 124.7 - 38.2

Warehouse floorspace (B8) estimates (000 sqm) 116.7 112.5 - 4.2

Office floorspace (B1a/b) estimates (000 sqm) 87.4 94.0 6.6

2.3 Economic Growth Strategy and Action Plan 2.3.1 The Economic Growth Strategy and Action Plan5 is intended to be the framework for

actions that the Council and its partners will take to deliver economic development in North Norfolk. This Strategy will work alongside planning policy documents to encourage the uptake of development opportunities and investment in premises. The strategy covers a range on areas including Promotion and Marketing; Business Support; Skills and Employment, and; Land, Premises & Infrastructure.

The strategy states the following in relation to Land, Premises and Infrastructure:

Our Aim: That North Norfolk will have high growth, high value infrastructure investment with businesses securing and developing employment sites and premises in support of the sustainable economic growth of the District.

4 East of England Forecasting Model 2016 and Model methodology can be found at http://cambridgeshireinsight.org.uk/EEFM 5 https://www.north-norfolk.gov.uk/tasks/economic-growth/view-our-economic-growth-strategy/

http://cambridgeshireinsight.org.uk/EEFM

https://www.north-norfolk.gov.uk/tasks/economic-growth/view-our-economic-growth-strategy/

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We will: Work to maintain existing jobs and help businesses expand by: • Ensuring there is a sufficient supply of employment sites and high quality business

premises• Bring about the development of new employment sites by addressing constraints

and providing necessary infrastructure.• Ensure there is an adequate supply of employment land to encourage business

growth and address the identified needs by allocating and delivering newemployment land

• Identify suitable site options for further industrial land in Cromer, North Walshamand Fakenham, deliverable in the short and medium term.

o Allocated sites in the Local Plan (with clear delivery mechanisms)• Monitor the supply and demand of business premises (including workshops,

industrial/warehouse units and offices) and ensure that steps are taken to provideand market high quality business space.

• Develop a dedicated enterprise centre (linked to the STEM sectors) at a key locationin North Norfolk, to support existing and new business needs.

2.4 Business Growth and Investment Opportunities Study. 2.4.1 The Business Growth and Investment Opportunities Study6 was published in 2015 and

was an attempt to define the position of employment in the District and the potential needs in the future. The study drew on a range of sources including the Annual Monitoring Reports (AMR). The report had the following to say on the position of available employment land:

According to the AMR land take-up data, North Norfolk has seen a steady take-up of development land since 2004. During that time 15.82 ha have been developed out which equates to an annual take-up of 1.44 ha.

The towns of Fakenham and North Walsham have seen the greatest levels of activity although activity is not restricted to the larger towns and development has included smaller towns, villages and rural areas. This is consistent with the economic analysis which has recorded activity in the rural hinterlands, particularly manufacturing.

The AMRs suggest that there is currently 79.44 ha allocated land available for development, again with the greatest concentration in Fakenham and North Walsham. Other areas include the former RAF base at Tattersett where 13.42 ha is allocated. However, a critique of the available land suggests that only about 49.43 ha is allocated.

Further analysis of this supply suggests that only 34.4 ha is readily available, and much of the other land is either constrained, unavailable as it is already in industrial use, or has been developed. Whilst this still represents about a 24 year supply, the distribution of land means that some areas have little or no allocated land to meet current and future needs over the next 15 years.

Other sites have stalled due to lack of investment, or market conditions are such that development is not viable at the present time, unless businesses are to meet rental and capital values sought be the developers.

While, based on past land take-up trends this may equate to some 24 years’ supply (at 1.44 ha/year), this land may not be appropriately located for the market and may not be financially viable to deliver in the near term.

6 Business and Opportunities Study. 2015. BE Group for NNDC.

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3. Methodology3.1.1 The methodology for this assessment is in accordance with the guidance set out in the

Housing and Economic Land Availability Assessment section of the National Planning Practice Guidance (27 March 2015). In line with the guidance this methodology was made available for consultation, (21 March - 3 May 2016) and informed by key stakeholders’ views on the approach to be used to assessing the amount land available for development in the area. The full methodology was detailed in the HELAA Part 1 report and will not be repeated, in full, in this document.

3.2 Employment Land definition 3.2.1 Employment Land is defined as land allocated for business, general industrial and

storage/distribution uses as defined by Classes B1, B2 & B8 of the Town and Country Planning (Use Classes) Order 1987 or with an extant planning consent for such uses. Employment uses exclude retail, leisure, residential care facilities, mineral extraction and waste disposal.

3.2.2 Employment uses include:

• B1a: Offices other than in a use within Class A2 (Use Class Order 2005 Definition);

• B1b: Research and Development – Laboratories, Studios (UCO 2005 Definition);

• B1c: Light Industry (UCO 2005 Definition);

• B2: General Industrial (UCO 2005 Definition);

• B8: Storage or Distribution (UCO 2005 Definition).

3.3 Identification of sites and broad locations 3.3.1 The HELAA has been prepared from sites which are designated or allocated

employment sites, known employment sites and other sources which are detailed in Table 1. A total of 126 employment sites have been identified as sites that have an existing employment use or have potential capacity for employment use.

Table 2: Source of Sites

Source Number of Sites

Designated Employment Sites 23

Enterprise Zones 2

Allocated Employment Sites 9

Employment Land Review sites 6

Call for Sites & developer nominations (including mixed use) 40

Parish and Town Council Workshops 23

Existing Employment Sites (not designated) 21

Publically owned land 27

It has to be noted that these figures includes duplication – as sites have been included from a number of sources. i.e. a site may have come forward via parish council workshop and through call for sites, etc.

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3.4 Desktop review and Absolute Constraints 3.4.1 Following the identification of sites, an initial desktop review was carried out to remove

potential duplications put forward through different sources. The review also checked for absolute constraints. National Planning Policy Guidance (NPPG) makes it clear that a site's exclusion from the HELAA process during the desktop review will only occur where no feasible development potential can be demonstrated due to the presence of overwhelming constraints for the foreseeable future.

3.4.2 Sites have been automatically excluded from further capacity assessment in this HELAA where they are within:

• Special Areas of Conservation (SAC), Special Protection Areas (SPA) andRamsar sites (including potential SPAs, possible SACs, and proposed Ramsarsites) or within Sites of Special Scientific Interest, National Nature Reservesand Ancient Woodland.

• European legislation and/or the National Planning Policy Framework prohibitdevelopment affecting these sites and development within the designation islikely to result in direct loss;

• Flood Zone 3b7;• the area of Scheduled Ancient Monuments or Ancient

woodlands; on Statutory Allotments, and/or• Locally Designated Green Spaces, including Designated Village Greens and

Common Land;• the coastal erosion constraint area.

Table 3: Excluded Sites due to Absolute Constraint

HELAA Ref Site Name Town/Village Absolute Constraint HE0002 Quarry Land off Britons Lane Beeston Regis All of the site is a SSSI

3.5 Site size thresholds 3.5.1 In addition to the absolute constraint exclusions, sites (or the available parts of an

existing employment site) that did not meet a minimum size threshold were also excluded. National Planning Policy Guidance8 states that:

”Plan makers will need to assess a range of different site sizes from small-scale sites to opportunities for large-scale developments such as village and town extensions and new settlements where appropriate. The assessment should consider all sites and broad locations capable of delivering five or more dwellings or economic development on sites of 0.25ha (or 500m2 of floor space) and above.”

3.5.2 There were 37 sites that were excluded based on the minimum size threshold and are detailed in Appendix 2.

7 Flood zones are defined by the Environment Agency. Flood Zone 3b represents the functional flood plain and its purpose is for storing water in times of flood. These areas have greater than a 5% chance of flooding in any 12-month period (1 in 20 year event). Table 3 of the National Planning Practice Guidance states that only water compatible and essential infrastructure development is appropriate in Flood Zone 3b. 8 DCLG: National PPG Paragraph: 010 Reference ID: 3-010-20140306, Revision date: 06 03 2014

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3.6 Publicly Owned land 3.6.1 There are a number of publicly owned sites which were considered in the HELAA pt1

assessment. The majority of these sites is NNDC owned land including redundant areas of land, open space areas and public car parks. In the HELAA Part 1 assessment a number of these sites were ruled out due to absolute constraints, site size and other factors which meant that they were not suitable and/or available for development. The assessment of these excluded sites will not be repeated in this Part 2 assessment.

3.6.2 For consistency the ‘available’ sites are included in the HELAA Part 2 assessment. However, further information has been made available since the Part 1 assessment and a number of these sites are now considered unavailable.

3.7 Employment land capacity 3.7.1 The potential for development for employment purposes will need to take account of

evidence from a range of sources. The development potential of a site will be dependent on whether there are any constraints on a site which would render parts of the site undevelopable (for example an irregularly shaped site). If there are sites identified in town centres which are suitable and available for office development, a different approach may be needed as these may be denser than the average plot ratios identified in existing and emerging needs assessments. However, It has been assumed for the purposes of this assessment that a gross area of 1ha is required to develop 4,000 sq.m of office, industrial or warehousing or distribution space (equal to a plot ratio of 40%).

3.8 Site Assessment 3.8.1 Stage 2 of the assessment process involved assessing whether a site was ‘suitable’

for the type of development proposed; ‘available’ based on the best information at hand and that it was expected that the site would be able to be developed, and, ‘achievable’ - this is essentially an initial high level judgement about the economic viability and deliverability of the site and market attractiveness of its location in respects to property markets and any abnormal constraints on the site.

3.8.2 Information on suitability, availability and achievability of developing the sites in North Norfolk was collected and analysed through a combination of information from the Part 1 assessment, desktop assessments, using GIS and through information submitted by landowners, agents and developers. This was supplemented by site visits as required.

3.8.3 Existing evidence, such as previous economic land studies was also used to inform the site assessment. All of this combined information was then used to help ascertain whether a site was ‘deliverable’ (a realistic prospect that it will be delivered within 5 years) or ‘developable’ (available for years 6-10 or where possible for sites unlikely to be developed for 11 years or more).

3.9 Former RAF sites 3.9.1 North Norfolk contains a number of redundant defence establishments which contain

large areas of ‘brownfield’ land and in some cases significant levels of housing stock. 2 of these sites, former RAF Coltishall (Scottow) and former RAF North Creake (Egmere, Walsingham) are now designated Enterprise Zones9 and known respectively as Scottow Enterprise Park and Egmere Business Zone.

9 Enterprise Zones are geographically defined areas, hosted by Local Enterprise Partnerships in which commercial and industrial businesses can receive incentives to set up or expand.

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3.9.2 The former RAF/Defence establishments are of significant size and consequently have a great deal of theoretical land capacity. However, for the purposes of this assessment only those areas of land that are currently used, proposed or marketed for employment are included in the assessment and not the full site area. This is consistent with previous assessments and planning policy and therefore provides a realistic picture of the land available at these sites.

3.10 Windfall 3.10.1 Windfall sites for economic development can provide an important source of

development across North Norfolk and could contribute to the supply in the future. Appendix 1 shows that there are a number of sites that were excluded from assessment due to falling below the 0.25 size threshold of available land. There may also be other small parcels of land where there is an existing employment use or potential for small scale employment development may be appropriate - that have not been put forward or have been identified through the desk top study.

3.10.2 These sites could be an additional source of future supply, however as they have not been assessed as part of this study they do not at this stage form part of the identified potential capacity.

4. Limitations4.1.1

4.1.2

4.1.3

4.1.4

4.1.5

This is not an employment land review and the assessment does not make judgment of quality or suitability of employment land.

The assessment is based on sites identified from a range of different sources and is based on the information available at the time of assessment (December 2017 – January 2018)). There may be other areas of land that might be suitable and available but to date have not been put forward to the council for assessment.

It is important to note that the HELAA does not represent policy and will not determine whether a site should be allocated in the Local Plan or granted planning permission. It offers a broad-brush / high level assessment of individual sites and is in effect a ‘pool’ from which Local Plan proposal sites can be tested and bought forward. It also represents a ‘snapshot’ of capacity based upon the data and information available (e.g. site constraints, landowner intentions, stakeholder engagement and site availability).

The focus of the assessment is on a sites capacity and suitability and at this stage does not take account of cumulative or policy constraints, such as considerations around the cumulative impact and investments around foul drainage and the impacts on future school places. The cumulative assessment is part of the consideration of the Local Plan Since the initial site identification a number of sites have been granted planning permission and this may not be reflected in this study.

In some cases a site may be fully overlapped by a larger site. In these situations the larger site has been appraised and included within the capacity in order to avoid double counting. Both sites effectively contribute to the potential land supply.

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5. Results of the Assessment5.1.1 A total of 126 sites were assessed for their potential economic land capacity. Of these

sites 38 were excluded owing to not meeting the site size thresholds or having an absolute constraint. This resulted in a total of 88 sites that were assessed using the HELAA methodology.

5.1.2 Following the assessment there were 58 sites identified with employment land capacity with a total potential capacity of 168 hectares. Table 4 provides an overview of the sources of sites and indicative area and floor space which form the potential economic land supply for the District.

Table 4: Overview of Assessment

No. of sites

Site total size (ha)

Area in Employment

Use (ha)

Area available

(ha)

Estimated Floorspace

available (sqm)

Total Number of Employment Sites

126 652.6 277 241.3 965,194

Number of sites assessed using HELAA methodology

88 585.3 233.7 240 959,834

Sites assessed to be Suitable 82 528.3 232.9 214.1 856,474

Sites assessed to be Available 59 479 232 172.0 688,091

Sites assessed to have Capacity 58 168 671,895

Capacity within Towns 38 92 357,939

Capacity in Service Villages 1 5 20,000

Capacity in Countryside Villages 18 71 283,956

5.2 Designated Employment Sites 5.2.1 There are 23 Designated employment sites and 2 Enterprise Zones in North Norfolk

which are detailed in Table 5. Currently these sites have a total area of 229ha with potential available capacity of 40ha. This represents around 17% of these sites is available for employment use. However, it can be seen that the larger Designated employment sites, such as the Industrial Estates in the towns, have a generally lower % of land available. Conversely, the 2 Enterprise Zones, Scottow and Egmere, have much higher % of land available with 37% and 23% respectively.

Table 5: Designated Employment Sites

Town Site Total Size (ha)

Area available

ha %

Catfield Catfield Industrial Estate (EMP01) 12.01 0.47 4

Cromer High Station (EMP02) 1.17 0.3 25

Cromer Holt Road Industrial Estate (EMP03) 15.34 0.37 2

Cromer Retail Park (EMP04) 2.95 0 0

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Town Site Total Size (ha)

Area available

ha %

Fakenham Fakenham Industrial Estate (EMP05) 31.50 1 3

Fakenham Fakenham Commerce Park (EMP06) 12.14 0.6 5

Fakenham Adjacent 30 Holt Road (EMP07) 1.02 0 0

Fakenham 66/72 Holt Road (EMP07) 1.26 0 0

Fakenham Oxborough Lane (EMP08) 3.63 1.6 44

Fakenham Hempton Road (EMP09) 2.25 0.34 15

Holt Hempstead Road Industrial Estate (EMP10) 7.49 0.35 5

Holt Old Station Way (Thaxters) (EMP11) 1.37 1.37 100

Hoveton Tunstead Road (Fruit Growers site) (EMP12) 7.03 2 28

Hoveton Stalham Road Industrial Estate (EMP13) 2.85 0 0

Melton Constable

Melton Constable Industrial Estate (EMP14)

7.68 0 0

North Walsham North Walsham Industrial Estate (EMP15) 30.64 5 16

North Walsham Midland Road (EMP16) 2.1 0 0

North Walsham Norwich Road (HL Foods site) (EMP17) 5.7 5 87

North Walsham General Trailers Site (Crane Frehauf), Cromer

Road (EMP08) 10.91 1 9

North Walsham Travis Perkins, Cromer Road (Part of EMP18) 3.723 1.95 52

Scottow Scottow Enterprise Park (Enterprise Zone) 32 12 37

Sheringham Former Sheringham Caravans site,

Weybourne Road (EMP20) 2.5 0.76 30

Sheringham Site adjacent to Splash centre (Part of

EMP20) 4.29 0 0

Stalham Nicholson’s Yarmouth Road 1.49 0 0

Stalham Former Bush Abattoir site 1.04 1.04 100

Walsingham Egmere (Enterprise Zone) 21.5 5 23%

Wells Great Eastern Way (EMP23) 3.03 0 0

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5.3 Site Distribution 5.3.1 Those sites were found to have capacity, and to satisfy the assessment criteria, are

detailed for each of the towns and villages in Table 6 below.

Table 6: Employment Land Capacity by Town and Village

Town No of Sites Available area (ha)

Cromer 10 20.9

Fakenham 6 17.9

Holt 5 11.8

Hoveton 1 2

North Walsham 10 27.3

Sheringham 3 4

Stalham 4 8

Wells 0 0

Village No of Sites Available area (ha)

Ashmanhaugh 1 0.9

Binham 1 1

Bodham 1 .3

Catfield 3 24.6

Erpingham 1 2.7

Great Ryburgh 1 .3

Hempton 1 .3

Northrepps 2 1.1

Pudding Norton 1 1.9

West Raynham 1 3.7

Ryburgh 1 6.6

Scottow 1 12

Tattersett 1 13.4

Trunch 1 1.9

Walsingham 1 5

Wood Norton 1 .25

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6. Conclusion6.1 Employment Land Total availability

Table 7: District wide Employment Land Potential Overall Capacity

District Area (ha) Estimated Floorspace (sqm)

Existing Employment Land in use 277 1,108,000

New Employment Land Available 168 671,895

Total potential Employment Land 445 1,779,895

6.1.1 This analysis provides an updated baseline figure for the amount of land in employment use throughout the District of 277 hectares or 1,108,000 square metres. This baseline figure updates previous information included in other studies including the Business Growth and Investment Opportunities Study 2015.

6.1.2 The assessment has identified that, across the District, there is a total of 277 hectares of land currently in employment use and has identified that there is the potential for 168 hectares of employment land available during the plan period. If all this land was developed for employment purposes there would be 445 hectares of employment land available in North Norfolk over the plan period 2016 to 2036.

6.1.3 In the towns of North Norfolk there is around 145 hectares of land currently in employment use and the assessment has identified that there is potential capacity of an extra 92 hectares of land on those sites which were assessed through the HELAA methodology. This equates to an increase of potential capacity of around 64% in towns. The majority of this extra capacity, in the towns, is on new sites or extensions to existing employment sites.

6.1.4 There will be further capacity on those sites which were ruled out due to not meeting the minimum site size threshold.

Table 8: Towns - Employment Land Potential Overall Capacity

Towns Area (ha) Estimated Floorspace (sqm)

Existing Employment Land in use 145 58,000

New Employment Land Available 92 367,939

Total potential Employment Land 237 425,939

6.1.5 The area figures for the new potential capacity represent the maximum gross amount of development that could take place. No adjustment has been made for the provision of on-site infrastructure such as internal roads and open space. Unlike the HELAA Part 1 the sites have not been divided in to ‘large’ or ‘small’ sites and for all sites it is assumed that the whole of the site (or area available) can be developed.

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6.1.6 As previously stated the HELAA does not make a judgement of the quality or distribution of the sites, however, it does give an indicative baseline in order to inform the identification of the location of new or expanded employment sites.

6.1.7 In addition to this there are a number of sites that could be considered as windfall subject to future policy approaches but which, at this stage, fall below the assessment threshold identified in the methodology.

6.1.8 It has to be re-iterated that the inclusion of a site within the assessment does not imply that that site will be granted planning permission or be subsequently allocated through the Local Plan. The HELAA is a technical document used to identify a portfolio of employment sites which may be selected for future planning purposes following further more detailed assessment including that of cumulative effects and sustainability appraisal.

6.2 Next stages 6.2.1 The findings of the HELAA will be used alongside other evidence documents, to inform

the production of the Local Plan by helping to identify development options for consideration and assessment.

6.2.2 Further work will be carried out to identify the most appropriate location and distribution of employment land over the plan period and the approach to allocations and designations.

NEW HELAA PART 2 REF

Town / Village Site Location Site Total Size (ha) Area in Employment Use

(ha)

Area Available (ha)

Absolute Contraints and Designations Included in HELAA Pt 2 Assessment

HE0001 AshmanhaughS&G Coleman and Bridgland Moulders, Rectory Road

1.46 1.46 0.86 Existing Employment Site (non designated)

Yes

HE0002 Beeston Regis Quarry Land off Britons Lane 20.8 0 20.8 Briton's Lane Gravel pit SSSI / New Site

Yes

HE0003 Binham Land at Priory Crescent 1.03 0 1.03 Publicly owned assetYes

HE0004 BodhamCrayford & Abbs, Weybourne Road

0.83 0.83 0 Existing Employment Site (non designated)No

HE0005 BodhamHill House Farm, Kelling Road, Lower Bodham

1.59 1.22 0.3 Existing Employment Site (non designated)

Yes

HE0006 Catfield Land South of Sutton Road 19.28 0 19.28 New SiteYes

HE0007 Catfield Land off A149 & New Road 4.90 0 4.90 New SiteYes

HE0008 Catfield Catfield Industrial Estate 12.01 11.54 0.47 Designated Employment Site

Yes

HE0009 Cley‐next‐the‐Sea Land at Old Woman's Lane 1.59 0 0.1 New SiteNo

HE0010 CromerMorisons Petrol Station, Prince of Wales Rd

0.11 0.11 0 Existing Employment Site (non designated)

No

HE0011 CromerFormer Golf Practice Ground, Overstrand Road

6.31 0 6.31 New SiteYes

HE0012 CromerLand at Stonehill Way, Cromer (1)


HE0013 Cromer Land South of Holt Road, Cromer 2.65 0 2.65 New SiteYes

HE0014 Cromer The Meadow Car Park 3.00 0 3.00 Public Car Park (NNDC)Yes

HE0015 Cromer North Lodge Park 1.68 0 1.68 Open LandYes

HE0016 CromerOld Zoo Site, Land at Howards Hill

1.6 0 1.6 Publicly owned assetYes

HE0017 Cromer Fearns Park, Suffield Park 1.26 0 1.26 Open LandYes

HE0018 CromerLand South of Runton Road, Cromer

1.03 0 1.03 Brownfield RegisterYes

HE0019 CromerLand at Stonehill Way, Cromer (2)

0.87 0 0.87 Designated Employment SiteYes

HE0020 CromerEvington Lawns, Boating Lake, and Play area

0.82 0 0.82 Open Land

Yes

HE0021 Cromer Cadogan Road Car Park 0.49 0 0.49 Public Car Park (NNDC)Yes

Appendix 1: Full HELAA Site Assessment Tables

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Town / Village

HE0001 Ashmanhaugh

HE0002 Beeston Regis

HE0003 Binham

HE0004 Bodham

HE0005 Bodham

HE0006 Catfield

HE0007 Catfield

HE0008 Catfield

HE0009 Cley‐next‐the‐Sea

HE0010 Cromer

HE0011 Cromer

HE0012 Cromer

HE0013 Cromer

HE0014 Cromer

HE0015 Cromer

HE0016 Cromer

HE0017 Cromer

HE0018 Cromer

HE0019 Cromer

HE0020 Cromer

HE0021 Cromer

Access to site Accessibility to Local Services and Facilities

Coastal Change

Contamination and Ground Stability

Flood Risk Market Attractiveness

Utilities Capacity

Utilities Infrastructure

Biodiversity and Geodiversity

Compatibility withNeighbouring / AdjoiningUses

Historic Environment

Nationally and LocallySignificant Landscapes

Open Space Townscape Transport and Roads

Existing Access Appears suitable

Within village with no services

No Impact No Impact None Existing small employment site

Assume Existing Capacity sufficient

Assume Existing Infrastructure sufficient

No Impact Fully Compatible No Impact No Impact No Impact No Impact Rural Road

Existing Quarry Access Appears suitable

Reasonbly close to services at Sheringham

Part in UC area

Part of site contaminated and land will require significant restoration

None Unknown Amber Amber All of the site is SSSI

Existing Quarry No Impact Within AONB No Impact No Impact Sites accessed via Britons Lane ‐ may require mitigation

Green Amber Green Green Green Green Amber Green Green Green Amber Green Green Amber Green

Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded


No access to local services





Green Green Green Green Amber Green Amber Amber Green Amber Green Green Green Green Green

Green Green Green Green Amber Amber Amber Amber Green Green Green Green Green Green Green


Well located to village centre

No Impact No Impact Part of site in Flood zone 2

Existing employment site



No Impact Fully Compatible No Impact No Impact No Impact No Impact Existing Appears suitable



Amber Green Amber Green Amber Green Green Green Green Green Green Amber Green Green Green

Green Green Green Green Green Green Green Green Green Green Green Amber Green Green Green


Green Green Green Green Amber Green Green Green Green Green Amber Green Amber Amber Green

Green Green Green Green Amber Green Green Green Green Green Amber Green Amber Amber Amber

Green Green Green Green Green Green Green Green Green Green Green Green Green Green Green

Green Green Green Green Green Green Green Green Green Green Green Green Amber Green Green

Green Green Green Amber Amber Amber Green Green Green Green Green Green Green Green Green


Green Green Green Green Green Green Green Green Green Green Amber Green Amber Green Amber

Green Green Green Green Green Green Green Green Green Green Amber Green Green Green Green

Page 14


Town / Village

HE0001 Ashmanhaugh

HE0002 Beeston Regis

HE0003 Binham

HE0004 Bodham

HE0005 Bodham

HE0006 Catfield

HE0007 Catfield

HE0008 Catfield

HE0009 Cley‐next‐the‐Sea

HE0010 Cromer

HE0011 Cromer

HE0012 Cromer

HE0013 Cromer

HE0014 Cromer

HE0015 Cromer

HE0016 Cromer

HE0017 Cromer

HE0018 Cromer

HE0019 Cromer

HE0020 Cromer

HE0021 Cromer

Is the site Suitable?

Available in plan period

When is the site available

In the site being marketed

Is the site acheivable

Site Included in HELAA Pt2 Capacity Assessment

Yes Yes Within 5 yrs Unknown Yes Yes

No Excluded Excluded Excluded Excluded No

`Yes Yes Within 5 yrs Unknown Yes Yes

Excluded Excluded Excluded Excluded Excluded No

Yes Yes Immediately Unknown Yes Yes






Yes Yes Unknown Unknown Yes Yes


Yes Yes 5‐10 yrs Unknown Yes Yes

Yes Yes 5‐10 years Unknown Yes Yes

Yes No n/a Unknown No No







Page 15



(ha)

Area Available (ha)


HE0022 CromerLand South of Runton Road, Between Alfred and Beach Road

0.23 0 0.23 Public Car Park (private)

Yes

HE0023 Cromer High Station 1.17 0.87 0.3 Designated Employment Site

Yes

HE0024 Cromer Retail Park 2.95 2.95 0 Designated Employment SiteNo

HE0025 Cromer Holt Road 15.34 14.97 0.37 Designated Employment Site

Yes

HE0026 Erpingham Erpingham Woodland 2.65 0 2.65 Open Land Yes

HE0027 Fakenham Land East of Clipbush Lane 67.97 0 6.7 New SiteYes

HE0028 Fakenham Land at Thorpland Road 2.61 0 1.95 New SiteYes

HE0029 Fakenham Land north of Rudham Stile Lane 7 0 7 Allocated Mixed Use siteYes

HE0030 FakenhamLand Abutting Short Stay Travellers Site


HE0031 Fakenham Car Park, Highfield Road 0.36 0 0.36 Public Car Park (NNDC)Yes

HE0032 Fakenham Bridge Street Car Park 0.64 0 0.64 Public Car Park (NNDC)Yes

HE0033 Fakenham Queens Road Car Park 0.31 0 0.31 Public Car Park (NNDC)Yes

HE0034 Fakenham Land rear of 41 Hayes Lane 0.31 0 0 New SiteNo

HE0035 FakenhamLand North of Fakenham High School

3.39 0 0 Allocated Mixed Use siteNo

HE0036 Fakenham Adjacent 30 Holt Road 1.02 1.02 0 Designated Employment SiteNo

HE0037 Fakenham 66/72 Holt Road 1.26 1.26 0 Designated Employment SiteNo

HE0038 Fakenham Hempton Road 2.25 2.25 0 Designated Employment SiteNo

HE0039 Fakenham Oxborough Lane 3.63 2.03 1.6 Designated Employment SiteYes

HE0040 Fakenham Fakenham Commerce Park 12.14 11.54 0.6 Designated Employment Site

Yes

HE0041 Fakenham Fakenham Industrial Estate 31.50 30.50 1 Designated Employment Site

Yes

HE0042 Felbrigg Land at Metton Road 2.63 0 0 New SiteNo

HE0043 Great RyburghLand off Highfield Lane Great Ryburgh

0.29 0 0.29 Publicly owned assetYes

HE0044 HanworthHanworth Timber Co, White Post Road


Page 16


Town / Village

HE0022 Cromer

HE0023 Cromer

HE0024 Cromer

HE0025 Cromer

HE0026 Erpingham

HE0027 Fakenham

HE0028 Fakenham

HE0029 Fakenham

HE0030 Fakenham

HE0031 Fakenham

HE0032 Fakenham

HE0033 Fakenham

HE0034 Fakenham

HE0035 Fakenham

HE0036 Fakenham

HE0037 Fakenham

HE0038 Fakenham

HE0039 Fakenham

HE0040 Fakenham

HE0041 Fakenham

HE0042 Felbrigg

HE0043 Great Ryburgh

HE0044 Hanworth


Coastal Change



Utilities Capacity








Within settlement No Impact No Impact None Within settlement Amber Amber Green Green Green Green Green Green Green


Walking distance of Suffield Park shops

No Impact May have railway related contamination issues

None Would be extension of existing employment site



No Impact Compatible with existing employment ‐ but also adjacent to residential

Railway corridor heritage?

No Impact No Impact No Impact Norwich Road may require mitigation



Walking distance of town and shops

No Impact No Impact None Existing employment site




Green Amber Green Green Green Green Amber Green Green Green Amber Green Green Green Green

Green Green Green Green Green Green Green Green Green Green Green Green Green Green Amber

Green Green Green Green Green Red Green Green Green Green Green Green Green Green Red

Green Green Green Amber Green Green Green Green Green Green Green Green Green Green Green


Green Green Green Green Amber Green Green Green Green Green Green Green Green Green Green

Green Green Green Green Amber Green Green Green Green Green Amber Green Green Amber Green

Green Green Green Green Green Green Green Green Green Green Amber Green Green Green Green




Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded ExcludedExcluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded Excluded

Amber Green Green Green Amber Amber Green Amber Amber Amber Green Green Green Green Amber














Green Amber Green Green Amber Green Green Green Green Green Green Green Green Green Green


Page 17


Town / Village

HE0022 Cromer

HE0023 Cromer

HE0024 Cromer

HE0025 Cromer

HE0026 Erpingham

HE0027 Fakenham

HE0028 Fakenham

HE0029 Fakenham

HE0030 Fakenham

HE0031 Fakenham

HE0032 Fakenham

HE0033 Fakenham

HE0034 Fakenham

HE0035 Fakenham

HE0036 Fakenham

HE0037 Fakenham

HE0038 Fakenham

HE0039 Fakenham

HE0040 Fakenham

HE0041 Fakenham

HE0042 Felbrigg

HE0043 Great Ryburgh

HE0044 Hanworth








Yes Yes Within 5 yrs unknown Yes Yes


Yes Yes Immediately unknown Yes Yes












Excluded Excluded Excluded Excluded Excluded NoExcluded Excluded Excluded Excluded Excluded No







Page 18



(ha)

Area Available (ha)


HE0045 Happisburgh Littlewood Farm, Grub Street 0.85 0.85 0 Existing Employment Site (non designated)No

HE0046 Hempton Land East of Dereham Road 0.7 0 0.3 New SiteYes

HE0047 Hempton Land off Shereford Road 1.93 0 0.1 New SiteNo

HE0048 Hempton Land North‐East of Back Street 0.25 0 0.1 New SiteNo

HE0049 Holkham Holkham Studios 0.25 0.25 0.01 Existing Employment Site (non designated)No

HE0050 Holt Grove Lane 0.26 0.26 0 Existing Employment Site (non designated)No

HE0051 HoltBP Garage and Thurlow Nunn, Cromer Road


HE0052 Holt Old Station Way (Thaxters) 1.37 0 1.37 Designated Employment Site

Yes

HE0053 HoltHeath Farm, Hempstead Road (Allocation Extension)

5.41 0 5.41 New Site

Yes

HE0054 HoltMackeys Hill (Woodland) and Car Park

3.23 0 3.23 Public Car Park (NNDC)

Yes

HE0055 Holt Land at Glaven Road 2.29 0 2.29 Public Car Park (NNDC)

Yes

HE0056 Holt Tricorn Farm, Norwich Road 18.11 0 1.8 Public Car Park (NNDC)Yes

HE0057 Holt Albert Street Car Park 0.36 0 0.36 Public Car Park (NNDC)Yes

HE0058 Holt Station Road Car Park 0.3 0 0.3 Public Car Park (NNDC) Yes

HE0059 HoltLand at Heath Farm / Hempstead Road

5 2.6 2.4 Allocated Mixed Use site

Yes

HE0060 HoltHempstead Road Industrial Estate

7.49 7.14 0.35 Designated Employment Site

Yes

HE0061 Hoveton Stalham Road Industrial Estate 2.85 2.85 0 Designated Employment SiteNo

HE0062 HovetonTunstead Road (Fruit Growers site)

7.03 5.03 2 Designated Employment SiteYes

HE0063 Letheringsett Bayfield Brecks, Wall's Lane 0.5 0.5 0 Existing Employment Site (non designated)

No

HE0064 Little SnoringNo 1 Hangar, Thursford RoadFormer RAF Little Snoring


No

HE0065 Melton ConstableMelton Constable Industrial Estate

7.68 7.68 0 Designated Employment Site

No

Page 19


Town / Village

HE0045 Happisburgh

HE0046 Hempton

HE0047 Hempton

HE0048 Hempton

HE0049 Holkham

HE0050 Holt

HE0051 Holt

HE0052 Holt

HE0053 Holt

HE0054 Holt

HE0055 Holt

HE0056 Holt

HE0057 Holt

HE0058 Holt

HE0059 Holt

HE0060 Holt

HE0061 Hoveton

HE0062 Hoveton

HE0063 Letheringsett

HE0064 Little Snoring

HE0065 Melton Constable


Coastal Change



Utilities Capacity








Green Green Green Green Green Green Green Green Green Amber Amber Green Green Amber Green











No Impact Fully Compatible No Impact No Impact No Impact No Impact Old Station Way may require mitigation

Amber Green Green Green Amber Green Amber Green Green Green Amber Green Green Green Green

Green Green Green Green Amber Green Green Green Amber Amber Amber Green Green Amber Green

Access available through Heath Dr



Amber Amber No Impact Fully Compatible No Impact No Impact No Impact No Impact Appears no issues

Red Green Green Green Amber Red Amber Green Green Green Amber Green Green Amber Red

Green Green Green Green Green Green Amber Green Green Green Amber Green Green Amber Green

Green Green Green Amber Amber Green Amber Green Green Green Green Green Green Green Green

Access arrangements in Masterplan

None Employment ‐ part of allocated site



Approved Masterplan








Amber Green Green Amber Green Green Green Green Green Green Green Green Green Green Green




Page 20


Town / Village

HE0045 Happisburgh

HE0046 Hempton

HE0047 Hempton

HE0048 Hempton

HE0049 Holkham

HE0050 Holt

HE0051 Holt

HE0052 Holt

HE0053 Holt

HE0054 Holt

HE0055 Holt

HE0056 Holt

HE0057 Holt

HE0058 Holt

HE0059 Holt

HE0060 Holt

HE0061 Hoveton

HE0062 Hoveton

HE0063 Letheringsett

HE0064 Little Snoring

HE0065 Melton Constable

















Yes Yes Unknown unknown Yes Yes











Page 21



(ha)

Area Available (ha)


HE0066 NeatisheadThe Granary, School Road, Neatishead

0.39 0.39 0.1 Existing Employment Site (non designated)No

HE0067 North WalshamCT Baker Builders, Norwich Road, Nursery Drive


No

HE0068 North Walsham Travis Perkins, Cromer Road 3.723 1.77 1.95 Designated Employment Site

Yes

HE0069 North Walsham Wayside Farm, Skeyton Road 12.05 0 12.05 New SiteYes

HE0070 North Walsham Land at Cornish Way 5.31 0 5.31 Designated Employment Site

Yes

HE0071 North Walsham Land East of Norwich Road 5.24 0 5.24 New SiteYes

HE0072 North Walsham Midland Road 2.1 2.1 0 Designated Employment SiteNo

HE0073 North Walsham Land West of Norwich Road 4.28 0 4.28 New SiteYes

HE0074 North WalshamLand at Norwich Road / Nursery Drive (inc Former HL Foods Site)

5.7 0 5.7 Allocated Mixed Use site

Yes

HE0075 North WalshamLand adjoining the East & West sides of Acorn Road / and off Bacton Road North Walsham

1.12 0 1.12 Publicly owned asset

Yes

HE0076 North WalshamFormer Builders Yard, East of Cromer Rd

0.82 0.00 0.82 New SiteYes

HE0077 North Walsham New Road Car Park 0.37 0 0.37 Public Car Park (NNDC)Yes

HE0078 North Walsham Vicarage Street Car Park 0.31 0 0.31 Public Car Park (NNDC)Yes

HE0079 North Walsham Bank Loke Car Park 0.25 0 0.25 Public Car Park (NNDC)Yes

HE0080 North Walsham Laundry Loke 0.92 0 0.92 Allocated Mixed Use siteYes

HE0081 North WalshamLand at Bradfield Road & Cromer Road

2.6 0 0.18 New Site

Yes

HE0082 North WalshamLand East of Bradfield Road,Brick Kiln Farm

2.46 0 0 New Site

No

HE0083 North Walsham Land at End of Laundry Loke 5.27 0 5.27 New SiteYes

HE0084 North WalshamGeneral Trailers Site (Crane Frehauf), Cromer Road

10.91 9.91 1 Designated Employment SiteYes

HE0085 North WalshamNorth Walsham industrial Estate/ land adjacent to Cornish Way

30.64 25.64 5 Designated Employment Site

Yes

Page 22


Town / Village

HE0066 Neatishead

HE0067 North Walsham




















Coastal Change



Utilities Capacity














No Impact Fully Compatible No Impact No Impact No Impact No Impact Appears suitable










Green Green Green Green Green Green Amber Green Green Amber Green Green Green Green Green

Access Appears suitable


No Impact No Impact None Employment ‐ part of allocated site




Green Green Green Green Green Green Green Green Amber Green Green Green Amber Green Green

Green Green Green Green Amber Green Amber Green Green Green Green Green Green Green Green



Green Green Green Green Green Green Green Green Green Green Amber Green Green Amber Green

Amber Green Green Green Amber Green Green Green Green Green Green Green Green Green Green

May require access improvements to Bradfield Road

Green Green Green Green Green Green Green Green Green Green Green Green Green Bradfield Road/Cromer Road junction will require mitigation


Amber Green Green Green Amber Green Green Green Green Green Green Green Green Green Green

Green Green Green Green Green Green Green Green Amber Green Green Green Green Green Green







Page 23


Town / Village

HE0066 Neatishead





























Yes Unknown Unknown Unknown No No











Yes Yes Immediately Yes Yes Yes






Page 24



(ha)

Area Available (ha)


HE0086 Northrepps North Norfolk Business Centre 1.6 0.8 0.8 Existing Employment Site (non designated)Yes

HE0087 Northrepps Land off Crossdale Street 0.28 0 0.28 New Site

Yes

HE0088 Pudding Norton Parklands Caravan Site 1.88 0 1.88 Publicly owned assetYes

HE0089 Raynham West Raynham Former RAF Base 63.94 43.7 3.7 Existing Employment Site (non designated)Yes

HE0090 RoughtonLand at Compitt Hills (Larners Plantation)


HE0091 Ryburgh Land North of Fakenham Road 9.45 0 6.6 New SiteYes

HE0092 SalthouseLand at Manor Farm, Cross Street

0.31 0 0.01 New SiteNo

HE0093 Scottow Scottow Enterprise Park 32 20 12 Enterprise ZoneYes

HE0094 Sculthorpe Land off Creake Road 2.45 0 0.8 New SiteYes

HE0095 SculthorpeLand at Junction of A148 and B1146

5.39 0 0.1 New SiteNo

HE0096 Sheringham Land Adjacent Clock Tower 1.11 0.9 0.21 Retail Opportunity SiteYes

HE0097 SheringhamFormer Sheringham Caravans site, Weybourne Road

2.5 1.74 0.76 Designated Employment SiteYes

HE0098 Sheringham Site adjacent to Splash centre 4.29 4.29 0 Designated Employment SiteNo

HE0099 SheringhamFormer Allotments Adjacent to Splash

1.66 0 1.66 Designated Employment SiteYes

HE0100 SheringhamNelson Road/Lawson Way Play Area

1.62 0 1.62 Open LandYes

HE0101 Sheringham Station Approach Car Park 0.96 0 0.96 Public Car Park (NNDC)Yes

HE0102 SheringhamCooper Road Play Area and Open Space

0.82 0 0.82 Public Car Park (NNDC)Yes

HE0103 Sheringham Franklin Hill 0.43 0 0.43 Open LandYes

HE0104 Sheringham East Cliff Car Park 0.31 0 0.31 Public Car Park (NNDC) Yes

HE0105 Sheringham Morris Street Car Park 0.28 0 0.28 Public Car Park (NNDC)Yes

HE0106 Sheringham Land at Westcliff 0.03 0 0.01 New Site No

HE0107 StalhamMoores Industrial Estate, High Street


HE0108 Stalham Nicholsons Yarmouth Road 1.49 1.49 0 Existing Employment Site (non designated)No

HE0109 Stalham Stepping Stone Lane 4.05 0 4.05 Allocated Employment Site

Yes

Page 25


Town / Village

HE0086 Northrepps

HE0087 Northrepps

HE0088 Pudding Norton

HE0089 Raynham

HE0090 Roughton

HE0091 Ryburgh

HE0092 Salthouse

HE0093 Scottow

HE0094 Sculthorpe

HE0095 Sculthorpe

HE0096 Sheringham

HE0097 Sheringham

HE0098 Sheringham

HE0099 Sheringham

HE0100 Sheringham

HE0101 Sheringham

HE0102 Sheringham

HE0103 Sheringham

HE0104 Sheringham

HE0105 Sheringham

HE0106 Sheringham

HE0107 Stalham

HE0108 Stalham

HE0109 Stalham


Coastal Change



Utilities Capacity







Amber Amber Green Green Green Green Green Green Green Green Green Amber Green Green Green

Expansion may require improved access

Not close to any services


Amber Amber No Impact Compatible with existing employment ‐ but also adjacent to residential

No Impact Within AONB No Impact No Impact Expansion of site may require improved access

Green Amber Green Green Amber Green Green Green Green Green Green Green Green Green Green

Green Amber Green Green Green Amber Green Green Amber Green Green Green Green Green Green

Red Green Green Green Green Red Green Green Green Green Green Amber Green Green Amber

Amber Amber Green Green Amber Green Green Green Green Green Green Green Green Green Green


Green Amber Green Green Green Amber Green Green Green Green Amber Green Green Green Green

Red Green Green Green Green Red Green Green Green Green Green Green Green Green Red


Green Green Green Green Green Green Green Green Green Green Amber Green Green Green Amber



Green Green Green Green Amber Green Green Green Green Green Green Green Amber Green Green

Green Green Amber Green Amber Green Green Green Green Green Green Green Green Green Green

Green Green Green Amber Amber Green Green Green Green Green Green Green Green Green Green

Green Green Green Green Green Green Green Green Green Green Green Green Amber Green Green

Amber Green Green Green Green Green Green Green Green Green Green Green Amber Green Green






New access would have to be constructed

Remote from Town and services

No Impact No Impact None Allocated site in 2008 plan ‐ which has not been brought forward

Red Red No Impact Fully Compatible No Impact No Impact No Impact No Impact Improvemnts to Stepping Stone lane may be required and upgrade Weavers Way to cyclepath

Page 26


Town / Village

HE0086 Northrepps

HE0087 Northrepps

HE0088 Pudding Norton

HE0089 Raynham

HE0090 Roughton

HE0091 Ryburgh

HE0092 Salthouse

HE0093 Scottow

HE0094 Sculthorpe

HE0095 Sculthorpe

HE0096 Sheringham

HE0097 Sheringham

HE0098 Sheringham

HE0099 Sheringham

HE0100 Sheringham

HE0101 Sheringham

HE0102 Sheringham

HE0103 Sheringham

HE0104 Sheringham

HE0105 Sheringham

HE0106 Sheringham

HE0107 Stalham

HE0108 Stalham

HE0109 Stalham






























Yes Yes Unknown unknown No No

Page 27



(ha)

Area Available (ha)


HE0110 StalhamLand adjacent Stepping Stone Lane / Brumstead Road, Manor Farm

3.01 0 3.01 New Site

Yes

HE0111 Stalham Church Farm Ingham Road 2 0 2 Allocated Mixed Use site

Yes

HE0112 Stalham Land East of Brumstead Road 9.43 7.48 1.95 New SiteYes

HE0113 Stalham Former Bush Abbatoir site 1.04 0 1.04 Designated Employment Site

Yes

HE0114 Stalham Land North of Teresa Road 7.86 0 0.8 New SiteYes

HE0115 TattersettFourwinds Garage, Fakenham Road


No

HE0116 Tattersett Tattersett Business Park 28.63 15.21 13.42 Existing Employment Site (non designated)Yes

HE0117 Trunch Land at Cornish Avenue 1.98 0 1.98 Publicly owned assetYes

HE0118 Walsingham Egmere Enterprise Zone 21.5 16.5 5 Enterprise Zone

Yes

HE0119 Wells The Old Coal Yard, East Quay 0.25 0.25 0 New SiteNo

HE0120 Wells Great Eastern Way 3.03 3.03 0 Designated Employment SiteNo

HE0121 Wells Land South of Stiffkey Road 7.14 0 7.14 New Site

Yes

HE0122 Wells Land at Warham Road 4.65 0 0 New Site No

HE0123 Wells‐next‐the‐Sea Old Lime Works, Stiffkey Road 0.9 0.9 0 New SiteNo

HE0124 Wood NortonRear of Holt Road Farm, Holt Road

0.63 0.35 0.25 New Site

Yes

HE0125 WorsteadMarine & Industrial LLP, Station Road


HE0126 WorsteadAlbert Bartlett Westwick, Station Road


Page 28


Town / Village

HE0110 Stalham

HE0111 Stalham

HE0112 Stalham

HE0113 Stalham

HE0114 Stalham

HE0115 Tattersett

HE0116 Tattersett

HE0117 Trunch

HE0118 Walsingham

HE0119 Wells

HE0120 Wells

HE0121 Wells

HE0122 Wells

HE0123 Wells‐next‐the‐Sea

HE0124 Wood Norton

HE0125 Worstead

HE0126 Worstead


Coastal Change



Utilities Capacity







Amber Green Green Green Amber Green Green Green Green Amber Green Green Green Green Amber



No Impact No Impact None Employment site ‐ part of allocation

Amber Amber No Impact Fully Compatible No Impact No Impact No Impact No Impact Appears suitable


Existing Access on Upper Staithe Road will have to be improved


No Impact No Impact None Employment site ‐ part of allocation



No Impact Fully Compatible No Impact No Impact No Impact No Impact May be requirement for mitigation on Upper Staithe Lane and Old Market Rd

Red Green Green Green Amber Red Green Green Green Green Green Green Green Green Amber


Amber Amber Green Green Amber Green Green Amber Green Green Green Green Green Green Amber

Amber Amber Green Green Green Green Amber Green Green Green Green Green Green Green Green


Remote from Town and services


Amber Amber No Impact Fully Compatible No Impact No Impact No Impact No Impact Appears suitable



Existing Access on Stiffkey Rd will have to be improved

Reasonbly close to services at Wells

In UC Area No Impact None Unknown Amber Amber Close (within 500m) to International sites

Adjacent to agricultural buildings & residential and in countryside

No Impact Within AONB No Impact No Impact Appears suitable




Within village with no services







Page 29


Town / Village

HE0110 Stalham

HE0111 Stalham

HE0112 Stalham

HE0113 Stalham

HE0114 Stalham

HE0115 Tattersett

HE0116 Tattersett

HE0117 Trunch

HE0118 Walsingham

HE0119 Wells

HE0120 Wells

HE0121 Wells

HE0122 Wells

HE0123 Wells‐next‐the‐Sea

HE0124 Wood Norton

HE0125 Worstead

HE0126 Worstead















Yes Yes Unknown unknown Yes Yes









Page 30

Page | 31

Appendix 2: Excluded Sites (minimum available size not met) Ref Town/Village Site Name Site size Available area

(ha)

HE0004 Bodham Crayford & Abbs, Weybourne Road 0.83 0

HE0009 Cley-next-the-Sea Land at Old Woman's Lane 1.59 0.1

HE0010 Cromer Morisons Petrol Station, Prince of

0.11 0

HE0024 Cromer Retail Park 2.95 0

HE0034 Fakenham Land rear of 41 Hayes Lane 0.31 0

HE0036 Fakenham Adjacent 30 Holt Road 1.02 0

HE0037 Fakenham 66/72 Holt Road 1.26 0

HE0038 Fakenham Hempton Road 2.25 0

HE0042 Felbrigg Land at Metton Road 2.63 0

HE0044 Hanworth Hanworth Timber Co, White Post

0.3 0

HE0045 Happisburgh Littlewood Farm, Grub Street 0.85 0

HE0047 Hempton Land off Shereford Road 1.93 0.1

HE0048 Hempton Land North-East of Back Street 0.25 0.1

HE0049 Holkham Holkham Estate 0.25 0.01

HE0050 Holt Grove Lane 0.26 0

HE0051 Holt BP Garage and Thurlow Nunn,

0.41 0

HE0061 Hoveton Stalham Road Industrial Estate 2.85 0

HE0063 Letheringsett Bayfield Brecks, Wall's Lane 0.5 0

HE0064 Little Snoring No 1 Hangar, Thursford Road

1.16 0

HE0065 Melton Constable Melton Constable Industrial Estate 7.68 0

HE0066 Neatishead The Granary, School Road,

0.39 0.1

HE0067 North Walsham CT Baker Builders, Norwich Road,

0.55 0

HE0072 North Walsham Midland Road 2.1 0

HE0082 North Walsham Land East of Bradfield Road,Brick 2.46 0

HE0092 Salthouse Land at Manor Farm, Cross Street 0.31 0.01

HE0095 Sculthorpe Land at Junction of A148 and B1146 5.39 0.1

HE0098 Sheringham Site adjacent to Splash centre 4.29 0

HE0106 Sheringham Land at Westcliff 0.03 0.01

HE0107 Stalham Moores Industrial Estate, High

0.43 0

HE0108 Stalham Nicholsons Yarmouth Road 1.49 0

Page | 32

HE0115 Tattersett Fourwinds Garage, Fakenham Road 0.4 0

HE0119 Wells The Old Coal Yard, East Quay 0.25 0

HE0120 Wells Great Eastern Way 3.03 0

HE0122 Wells Land at Warham Road 4.65 0

HE0123 Wells Old Lime Works, Stiffkey Road 0.9 0

HE0125 Worstead Marine & Industrial LLP, Station

2.2 0

HE0126 Worstead Albert Bartlett Westwick, Station

5.59 0

Page | 33

Appendix 3: Sites with available Capacity Ref Settlement Site Area Available

(ha)

HE0001 Ashmanhaugh S&G Coleman and Bridgland Moulders, Rectory Road 0.86

HE0003 Binham Land at Priory Crescent (0.89ha) 1.03

HE0005 Bodham Hill House Farm, Kelling Road, Lower Bodham 0.3

HE0006 Catfield Land South of Sutton Road 19.28

HE0007 Catfield Land off A149 & New Road 4.90

HE0008 Catfield Catfield Industrial Estate 0.47

HE0011 Cromer Former Golf Practice Ground, Overstrand Road 6.31

HE0012 Cromer Land at Stonehill Way, Cromer (1) 4.57

HE0013 Cromer Land South of Holt Road, Cromer 2.65

HE0014 Cromer The Meadow Car Park 3.00

HE0016 Cromer Old Zoo Site, Land at Howards Hill 1.6

HE0018 Cromer Land South of Runton Road, Cromer 1.03

HE0019 Cromer Land at Stonehill Way, Cromer (2) 0.87

HE0022 Cromer Land South of Runton Road, Between Alfred and Beach Road 0.23

HE0023 Cromer High Station 0.3

HE0025 Cromer Holt Road 0.37

HE0026 Erpingham Erpingham Woodland 2.65

HE0027 Fakenham Land East of Clipbush Lane 6.7

Page | 34

Ref Settlement Site Area Available (ha)

HE0029 Fakenham Land north of Rudham Stile Lane 7

HE0030 Fakenham Land Abutting Short Stay Travellers Site 1.04

HE0039 Fakenham Oxborough Lane 1.6

HE0040 Fakenham Fakenham Commerce Park 0.6

HE0041 Fakenham Fakenham Industrial Estate 1

HE0043 Great Ryburgh Land off Highfield Lane 0.29

HE0046 Hempton Land East of Dereham Road 0.3

HE0052 Holt Old Station Way (Thaxters) 1.37

HE0053 Holt Heath Farm, Hempstead Road (Allocation Extension) 5.41

HE0055 Holt Land at Glaven Road 2.29

HE0059 Holt Land at Heath Farm / Hempstead Road 2.4

HE0060 Holt Hempstead Road Industrial Estate 0.35

HE0062 Hoveton Tunstead Road (Fruit Growers site) 2

HE0068 North Walsham Travis Perkins, Cromer Road 1.95

HE0070 North Walsham Land at Cornish Way 5.31

HE0074 North Walsham Land at Norwich Road / Nursery Drive (inc Former HL Foods Site) 5.7

HE0075 North Walsham Land adjoining the East & West sides of Acorn Road / and off Bacton Road North Walsham 1.12

HE0076 North Walsham Former Builders Yard, East of Cromer Rd 0.82

HE0080 North Walsham Laundry Loke 0.92

Page | 35


HE0081 North Walsham Land at Bradfield Road & Cromer Road 0.18

HE0083 North Walsham Land at End of Laundry Loke 5.27

HE0084 North Walsham General Trailers Site (Crane Frehauf), Cromer Road 1

HE0085 North Walsham North Walsham industrial Estate/ land adjacent to Cornish Way 5

HE0086 Northrepps North Norfolk Business Centre 0.8

HE0087 Northrepps Land off Crossdale Street 0.28

HE0088 Pudding Norton Parklands Caravan Site 1.88

HE0089 Raynham West Raynham Former RAF Base 3.7

HE0091 Ryburgh Land North of Fakenham Road 6.6

HE0093 Scottow Scottow Enterprise Park 12

HE0097 Sheringham Former Sheringham Caravans site, Weybourne Road 0.76

HE0099 Sheringham Former Allotments Adjacent to Splash 1.66

HE0100 Sheringham Nelson Road/Lawson Way Play Area 1.62

HE0110 Stalham Land adjacent Stepping Stone Lane / Brumstead Road, Manor Farm 3.01

HE0111 Stalham Church Farm Ingham Road 2

HE0112 Stalham Land East of Brumstead Road 1.95

HE0113 Stalham Former Bush Abbatoir site 1.04

HE0116 Tattersett Tattersett Business Park 13.42

Page | 36


HE0117 Trunch Land at Cornish Avenue 1.98

HE0118 Walsingham Egmere Enterprise Zone 5

HE0124 Wood Norton Rear of Holt Road Farm, Holt Road 0.25

Page | 37

Appendix 4: Full HELAA Site Assessment Mapping

North Norfolk District Council Planning Policy Team

01263 516318 [email protected] Policy,North Norfolk District Council,Holt Road, Cromer, NR27 9ENwww.north-norfolk.gov.uk/localplan

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north norfolk availability assessment (helaa) part 2 ... · 2.1.1 there is currently no single...

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